All New Construction Custom Home Construction Design-Build New Homes Energy-Efficient New Home Construction Ground-Up Multi-Family Construction Lot Development & Site Prep Luxury Custom Home Construction Modular & Prefab Construction New Construction Permitting Second-Story Additions Spec Home Building
All Residential Remodeling Aging-in-Place / Universal Design Remodel Condo Renovation Full-Service Home Renovation Historic Home Renovation Home Additions Home Office Conversion Interior Design-Build Remodel Multi-Generational Home Remodel Storm Damage Restoration Remodel Whole-Home Renovation
All Commercial Remodeling Commercial ADA Compliance Remodel Commercial Property Renovation Hospitality & Hotel Renovation Medical & Dental Office Remodel Multi-Family Common Area Renovation Office Build-Out Restaurant Build-Out Retail Space Renovation Tenant Improvement Construction Warehouse & Industrial Renovation
All Kitchen Remodeling Custom Cabinetry Full Kitchen Remodel Kitchen Cabinet Refacing & Replacement Kitchen Countertop Installation Kitchen Island Installation Kitchen Layout & Design Luxury Kitchen Remodel Open-Concept Kitchen Remodel Outdoor Kitchen Construction Small & Galley Kitchen Remodel
All Bathroom Remodeling ADA & Accessible Bathroom Remodel Bathroom Vanity & Storage Remodel Bathtub-to-Shower Conversion Full Bathroom Remodel Luxury Bathroom Remodel Powder Room Remodel Primary/Master Bath Suite Remodel Small Bathroom Remodel Spa Bathroom Remodel Walk-In Shower Conversion
All Roofing Flat & Low-Slope Roofing Metal Roofing New Construction Roofing Roof Coating & Maintenance Roof Inspection & Wind Mitigation Roof Repair Roof Replacement Shingle Roofing Storm & Hurricane Roof Damage Repair Tile Roofing
All Windows & Doors Entry Door Replacement French Door Installation Garage Door Replacement Hurricane-Rated Window Systems Impact Door Installation Impact Window Installation Sliding Glass Door Replacement Storefront & Commercial Glass Systems Window & Door Repair Window Replacement (Non-Impact / Standard)
All Flooring Commercial Flooring Custom Flooring Design Flooring Removal & Subfloor Repair Hardwood Flooring Installation Kitchen & Bathroom Flooring Luxury Vinyl Plank Flooring Outdoor & Pool Deck Flooring Porcelain Flooring Installation Terrazzo Restoration Tile Flooring Installation
All Exterior Remodeling Composite Decking Exterior Painting & Stucco Repair Landscape Hardscape Design Outdoor Kitchen & Living Space Outdoor Living Renovation Paver Driveway Installation Paver Patio Installation Pergola Installation Pool Deck Pavers Wood Deck Construction
All ADUs / Garage Conversions ADU Design-Build ADU Permitting & Zoning Attached ADU Addition Detached ADU Construction Garage Remodel (Non-ADU)Garage-to-ADU Conversion Mother-in-Law Suite Construction Rental ADU / Income Property Construction Studio ADU Construction Two-Story ADU Construction
All services
Projects
Design
Permits
Financing
Contact
About
Service Areas
FAQs

Permits are not
won at the
counter.
They are won before it.

Residential permit expediting across Miami-Dade, Broward and Palm Beach. Most delay is not caused by the building department. It is caused by submittals that arrive incomplete, and then spend weeks going round a correction cycle that a proper pre-submittal audit would have prevented.

Get a Submittal Review See the Process

Licensed, bonded & insured · CBC1265280
104 municipalities across 3 counties
Design-build: permitting & construction in-house

Miami-Dade · Broward & Palm Beach Counties

Scroll

Illustration of a complete residential submittal set laid out with tabbed sections

01 33 00

Division 01 — Submittals

The delay is
almost always
in the package.

A residential permit rarely stalls because a reviewer is slow. It stalls because the survey was out of date, the opening schedule did not match the product approvals, the energy calculation was missing, or the notice was never recorded — and each of those sends the whole package back around.

Illustration of a complete residential submittal set laid out for review. Not a photograph of a completed Elbaz project.

Every correction cycle costs calendar time, and in most jurisdictions a resubmittal rejoins a queue rather than jumping back to where it was. Two or three avoidable cycles can add more delay than the original review would have taken. That is the entire economic case for expediting: not pushing harder at the counter, but arriving with a package that has nothing to comment on.

We audit the submittal against the jurisdiction's own checklist before it is filed, resolve what is missing, file it, track it, answer comments with named ownership and dates, and carry it through inspections to closeout.

104

municipalities, each with its own checklist and portal

The Florida Building Code is statewide. Submittal format, required forms, fee schedules and portals are local and are not interchangeable.

missing document sends the whole package back

Review is not partial. An incomplete submittal generates comments across the whole set, and the clock restarts on resubmittal.

value in filing early with a package you know is short

Filing to "get in the queue" with a knowingly incomplete set almost always costs more time than waiting two days to complete it.

Illustration of a drawing sheet marked up with review comments and flagged for revision

01 33 23

Division 01 — the submittal package

What a residential submittal has to contain

Six components. They are listed in the order a reviewer opens them, which is also the order in which they generate comments.

Illustration of a building department service counter seen from the applicant side

Application & contractor records

Without these the package is not even accepted.

The permit application itself, the licensed contractor of record, current licence and insurance on file with the jurisdiction, the owner authorisation where required, and the property records that establish who may apply. These are the items that cause an intake rejection rather than a review comment.

Suitability. Every application, residential or otherwise.

Maintenance. Licence and insurance registrations expire. Keeping them current with each jurisdiction avoids an avoidable intake failure.

StopsIntake, not review

IncludesApplication, licence, insurance

AlsoOwner authorisation where required

Common failureLapsed registration with that city

Survey & site plan

Establishes what may be built where.

A current signed and sealed survey, with the site plan showing setbacks, lot coverage, impervious area and finished floor against the flood requirement. Age of survey is one of the most frequent single causes of a comment on residential work.

Must beSigned, sealed, current

ShowsSetbacks, coverage, elevation

Common commentSurvey too old for the jurisdiction

Drawings & scope

The description the code is read against.

Plans, elevations, sections and details at a scale the reviewer can read, with the scope stated unambiguously. Ambiguity is the enemy: a drawing that could describe two different scopes will generate comments asking which one it is.

Sealed byArchitect or engineer where required

Must stateScope, unambiguously

Common commentScope inconsistent between sheets

Engineering & calculations

Proves the drawing is sound.

Structural details and calculations where the work is structural, plus the energy compliance package for envelope and equipment. Residential submittals are commented on for missing energy documentation more often than for almost anything else.

Where structuralFlorida PE seal

AlwaysEnergy compliance where applicable

Common commentEnergy package absent or inconsistent

Product approvals

Evidence for every regulated component.

Current approvals for windows, doors, roofing, garage doors, skylights and railings, matched line by line to the opening schedule and covering the configuration, size and design pressure drawn. In the HVHZ this is the single most commented-on part of a residential package.

Matched toThe opening schedule

Must coverSize, configuration, pressure

Common commentExpired approval or pressure shortfall

Illustration of a permit card in a weatherproof holder mounted on a post at a residential jobsite

Fees, notices & recordings

Makes the permit issuable and protects the lien position.

Permit, impact and utility fees, plus the recorded notice of commencement required under Florida's construction lien law before the first inspection on most permitted work. An unrecorded or superseded notice is a common reason a first inspection cannot proceed.

Recorded withCounty Clerk

BeforeThe first inspection

Common failureNotice not recorded or out of date

Illustration of a laptop and printed tracking sheet used to monitor open permit review comments

01 33 00

Process record — illustrated, not photographed

Eight moments in a residential permit

Permit expediting has no completed-project photography, and inventing some would be dishonest. These are illustrations of the actual working moments in a residential submittal, produced for this page.

Illustration of a permit coordinator desk with a residential drawing set, permit folder and checklist — Illustration of a permit coordinator working through a residential submittal. Not a photograph of a completed Elbaz project.

The complete set, before filing

Illustration. Every sheet, form and approval assembled and checked against the jurisdiction's own checklist before anything is filed. This is where cycles are avoided.

01 33 16

Where residential permits actually stall

Four reasons a package comes back

These are the four that account for most residential correction cycles in the tri-county area. None of them is a reviewer being difficult; all four are avoidable before filing.

One

A survey that is too old

Most jurisdictions want a survey recent enough to reflect current conditions on the parcel. An old survey is cheap to refresh and expensive to be told about after two weeks in a queue. It is the single most avoidable comment on residential work.

Two

Product approvals that do not match the schedule

The opening schedule says one thing and the attached approval covers a different configuration, a smaller maximum size, or a lower design pressure. Inside the HVHZ this generates comments constantly, and it is a line-by-line audit that catches it, not a glance.

Three

The energy package

Residential submittals are very frequently returned for a missing, incomplete or inconsistent energy compliance package — often because the glazing area on the drawings and the glazing area in the calculation are not the same.

Four

Nobody watching the portal

A comment issued on a Tuesday and noticed three weeks later has cost three weeks. Most jurisdictions do not chase you. Tracking with named ownership and dates is unglamorous and it is most of what expediting actually is.

None of this is about pressing the department harder. It is about arriving with a package that gives a reviewer nothing to write, and then watching the file properly until it issues.

01 33 00

Division 01 — permit types

The residential permit explorer

Seven permit situations, what each one requires and where it usually stalls. All of it is in the page whether you open a panel or not.

01 33 01

Interior renovation

Kitchens, bathrooms and internal alterations

The most common residential permit, and usually the most straightforward — provided the scope is stated unambiguously.

Typically needsDrawings, scope statement, trade sub-permits, and structural detail if any wall is altered.

Review pathBuilding, plus electrical, plumbing and mechanical where those trades are involved.

Usual stalling pointScope described inconsistently between sheets so the reviewer cannot tell what is being done.

Timing driverWhether structural review is triggered.

Condo overlayThe association process usually runs longer than the city.

South Florida noteAny change to a wet-area waterproofing over another unit attracts more scrutiny.

InspectionsRough-in before concealment, then final.

CloseoutAll trade sub-permits must reach final, not just the master.

01 33 00

Process record — the review cycle

Four points where time is lost

Each row pairs a stage with the document work behind it. These are illustrations, not photographs of completed Elbaz projects.

Illustration of a completed permit file with tabbed dividers holding drawings, forms and certificates

Every image in this section is an illustrative visualisation produced for this page. Permit expediting is a document and process service and has no completed project photography; none is implied here.

Illustration of a superintendent scheduling an inspection with the approved drawing set open

Quality check

Every sub-permit confirmed final, not just the master.

Prevents

An open sub-permit discovered during a title search years later.

01 31 00

Division 01 — jurisdictions

What is the same, and what is local

The code is statewide. Almost everything about how you satisfy it is not.

The same everywhere

The Florida Building Code is adopted statewide.
Sealed drawings are required from Florida-licensed professionals where the scope demands it.
A licensed contractor of record holds the permit and is accountable.
Inspections must be called and passed in sequence before concealment.
A certificate is issued only after the final inspection passes.

Local to each jurisdiction

The submittal checklist, the forms and the portal.
Fee schedules, impact fees and utility connection charges.
How inspections are scheduled and how much notice is needed.
Whether private provider review is accepted for your scope.
Additional design, architectural or historic review layered on top.

HVHZ and product approvals

Miami-Dade and Broward sit inside the High-Velocity Hurricane Zone, so envelope products normally need a Miami-Dade Notice of Acceptance. Palm Beach uses Florida Product Approval. Matching the approval to the schedule is the most commented-on part of a residential package.

Notice of commencement

Florida's construction lien law requires a notice to be recorded for most permitted work before the first inspection. An unrecorded or superseded notice will stop an inspection.

Association approval

Where a community association has jurisdiction its approval is separate from and additional to the municipal permit, and it frequently has the longer calendar. Start it first.

Private provider

Florida's statutory framework allows a licensed private provider to perform plan review and inspections. It changes who reviews and how quickly, never what the code requires.

Permit validity

Permits expire. They generally require work to commence and inspections to occur within set intervals, and a lapsed permit is reactivated by application rather than by request.

Revisions

Changes to approved work are filed as a revision before being built. Retroactive approval is the expensive route and is not always available.

After-the-fact work

Unpermitted work is common and resolvable. It usually requires drawings of what exists, certification and opening-up for inspection.

Closeout

Every sub-permit under a master permit must reach final. An open sub-permit is invisible until a title search finds it.

We do not publish review timelines. They depend on the jurisdiction, the completeness of the submittal and current volume, and any figure here would be stale before it was useful. We give a written expectation for your specific scope and jurisdiction.

01 25 00

Division 01 — routes

Three routing decisions worth understanding

Each is a genuine choice with a real trade-off. Nothing below is presented as the obvious answer.

Compared onMunicipal reviewPrivate provider

Who reviews

The jurisdiction's own plans examiners.

A licensed private provider under Florida's statutory framework.

Scheduling

Queued with every other application at that counter.

Generally scheduled directly, with more control over timing.

Cost influence

Standard permit fees only.

A professional fee on top of the standard fees.

Standard applied

The Florida Building Code.

The Florida Building Code — identical.

Reviewer access

Limited and formal.

More direct, which helps on complex or unusual scopes.

Availability

Universal.

Not offered or accepted for every scope or in every jurisdiction.

Best use

Straightforward scopes where programme is not binding.

Schedule-critical work, and complex scopes needing sustained attention.

Limitation

Duration is outside anyone's control.

Costs more, and will not rescue an incomplete package.

01 33 00

Technical record — drawn, not photographed

How a submittal becomes a certificate

The permit process is a chain, and a break anywhere sends the package back to an earlier link. This section draws the chain.

Drawn diagram, produced for this page. It is a generic illustration of a residential permit workflow — not a record of any specific application, and not a photograph of completed work.

Scope & jurisdiction

What is being built and who reviews it, including any association with its own process.

Document assembly

Survey, drawings, engineering, energy package, product approvals, licence and insurance.

Pre-submittal audit

The line-by-line check against the jurisdiction's own checklist. The cheapest hour in the process.

Intake & review

Acceptance first, then review across every discipline that has an interest.

Corrections

Comments answered on the sheets they belong to, with a response narrative and a clean revision.

Issue, inspect, close

Fees, notices, the posted permit, inspections in sequence, then the certificate.

01 · Define

Scope agreed and jurisdiction confirmed.

02 · Assemble

Every checklist line matched to a real document.

03 · Audit

Openings against approvals; energy against drawings.

04 · File

Accepted at intake, not merely uploaded.

05 · Track

Named owner and date against every open comment.

06 · Close

All sub-permits final and the record handed over.

01 21 00

Division 01 — allowances

What moves the number, and what it protects

No fixed prices are published here. Permit, impact and connection fees are set by each jurisdiction and calculated from your scope, and expediting effort scales with complexity rather than with project value.

What moves the number

Scope and declared value

Most permit fees are calculated from declared construction value, so the scope drives the base figure directly.

Jurisdiction

Fee schedules differ across the tri-county area and between municipalities within it. The same project is not the same fee everywhere.

Impact and connection fees

On additions and new dwellings these are separate from the building permit and are frequently the larger number.

Number of disciplines

Zoning, structural, MEP, energy and environmental review each add a reviewer and a possible comment set.

Document readiness

How much of the package already exists and is current is the single largest variable in expediting effort.

Correction cycles

Each one costs calendar time and, in some jurisdictions, a resubmittal fee. Avoiding them is the whole economic argument.

Additional approvals

HOA, historic, coastal and environmental reviews each run their own process on their own calendar.

After-the-fact work

Legalising existing work costs more than permitting it would have, and may require opening-up for inspection.

What happens after issue

Permit validity

Permits require work to commence and inspections to occur within set intervals. A lapsed permit is reactivated by application.

Revisions

Changes are filed before they are built. Retroactive approval is the expensive route and is not always available.

Closeout

Every sub-permit must reach final. An open one is invisible until a title search finds it, usually at the worst moment.

The property record

A clean, closed permit history is what a buyer, appraiser, lender and insurer all rely on. It is an asset.

Wind mitigation

Documented, approved envelope products can support insurance credits. Keep the approvals with the permit record.

01 33 00

Illustrated sequence

What the process actually involves

This sequence is an illustration produced for this page, not footage of a completed Elbaz project.

The audit comes before the filing

Checking the package against the jurisdiction's own checklist is the step that removes most of the delay.

Intake is not review

Licence, insurance and authorisation are an administrative hurdle that happens before anyone reads a drawing.

Comments need owners

Every open comment gets a name and a date. A comment nobody is watching is the most common source of silent delay.

Closeout is part of the job

Every sub-permit closed and the certificate obtained — because that is what matters years later at sale.

Questions we are actually asked

Mostly two things. First, a pre-submittal audit against that specific jurisdiction's checklist, which is where most avoidable correction cycles are removed — particularly matching every opening to a current product approval. Second, tracking: watching the file across every discipline and answering comments promptly with named ownership. Neither is glamorous, and together they are most of what saves time.

It genuinely varies by jurisdiction, scope and current volume, which is why we do not publish a figure. What we can say is that the largest controllable variable is not the review itself but how many correction cycles your package generates — and each cycle typically rejoins a queue rather than resuming where it left off.

No, and anyone promising that is misleading you. What we can do is remove the reasons your package would come back, use the private provider route where it is available and appropriate, and make sure no comment sits unanswered. That is where the time actually is.

In Miami-Dade and Broward, product approvals that do not match the opening schedule — an expired approval, or one that does not cover the size, configuration or design pressure drawn. After that: a survey that is too old, and a missing or inconsistent energy compliance package.

If you are moving plumbing, altering electrical circuits, adding extraction or changing a wall, then normally yes. A like-for-like fixture or cabinetry replacement with no change to services often does not. In a condominium the association's approval runs alongside the municipal one and is frequently the longer of the two.

It is common and it is resolvable. Typically it means producing drawings of what exists, obtaining engineering certification where structure is involved, and opening up concealed work so it can be inspected. It is far better to deal with it deliberately than to have it surface during a sale, a refinance or an insurance claim.

Sometimes. It can compress plan review and give more control over inspection scheduling, which matters when a programme is fixed. It does not change what the code requires and it will not rescue an incomplete submittal. We will tell you honestly whether it is worth it for your scope and jurisdiction.

Because an open permit or an unclosed sub-permit stays on the property record. It typically surfaces during a title search when you sell or refinance, at which point it has to be resolved under time pressure. Closing it out properly at the end costs very little; resolving it later costs a great deal more.

Qualifications

Why bring the permit to us

Licensed general contractor

CBC1265280 — we are not only filing the paperwork, we can be the contractor of record and be accountable for the result.

Pre-submittal audit as standard

Every package is checked line by line against the jurisdiction's own checklist before it is filed.

Product approval discipline

Openings matched to current approvals for size, configuration and design pressure — the most commented-on item in the HVHZ.

104 municipalities

Across Miami-Dade, Broward and Palm Beach, each with its own checklist, portal and fee schedule.

Tracking with named ownership

Every open comment has a person and a date against it, because unwatched comments are the most common silent delay.

Honest about routes

We will tell you when private provider review is worth the fee for your scope and when it is not.

Inspection coordination

Called in sequence, attended where useful, and recorded — including the concealment gates.

Closeout that protects resale

Every sub-permit closed and the record handed over, so nothing surfaces at a title search years later.

Verified Google reviews

What clients say

Published reviews from the company Google Business Profile, quoted as written.

Needed remodeling of my master bathroom in my house. After calling around and dealing with a bunch of unexperienced companies I found Elbaz construction and gave them a call. Just from the ease of communication and friendly talk I've had with the owner I knew this was going to be the company I was going to hire. They came 2 days later and started remodeling my bathroom and knocked it out in a timely manner. Great service, great communication, and amazing work. Will definelty refer and reuse this company for any future remodeling I might need.

Itzick Manasherov

We hired them to renovate our investment property and they provided exceptional quality service for an affordable price!

Shir Partush

Redid my whole bathroom and kitchen. Great service - Great quality - very quick - very professional !! Highly recommended!

Adir Davidov

Amazing experience with the entire company! They did a great job in my house for some work that needed to be completed, and I am extremely happy with the result. Super professional & great service. I highly recommend Elbaz Construction.

Mia Zafrani

I highly recommend them for home improvement. They renovated my master bathroom and a few upgrades for other guest bathrooms. They are very professional, courteous and transparent. They are great at communicating and finding ways to streamline the work. Sean has impeccable project management and customer relationship management skills. Very pleased with the work!

Omri B

Their work was absolutely superb, they did a fantastic job with my house renovation!! Definitely recommend

Sophie Brito

Read every review on Google

00 31 00

Service Areas

Proudly serving homeowners across Miami-Dade, Broward and Palm Beach

(754) 236-0675

104 municipalities across three counties — and we hold the licence to build in all of them. Not sure about your address? Ask us.

00 00 01

Start here

Send us the package.
We will tell you
what is missing.

A permit conversation starts with what you already have. Send us the scope and whatever documents exist, and we will come back with what the jurisdiction will require, what is missing, and what would need to happen before filing.

What happens next

Within one business day

A named person calls you back — not an automated sequence.

First conversation

The property, the scope, which documents exist already, and whether an association has jurisdiction.

What we send

A gap list against the jurisdiction's checklist and a written scope for getting the package filed.

No obligation

The review conversation is free and does not commit you to anything.

Useful to have ready

The property address or folio number
A description of the work you intend to do
Any drawings, survey or engineering you already hold
Whether any of the work has already been carried out
Whether an HOA or condominium association has jurisdiction

LicenceCBC1265280

CoverBonded & insured

AreaMiami-Dade · Broward · Palm Beach

RoleSubmittal, corrections & closeout

Thanks — that came through.

Your enquiry has been sent to the Elbaz Construction team. A member of the team will call you back within one business day.

Permits are notwon at thecounter.They are won before it.

The delay isalmost alwaysin the package.

What a residential submittal has to contain

Application & contractor records

Survey & site plan

Drawings & scope

Engineering & calculations

Product approvals

Fees, notices & recordings

Eight moments in a residential permit

The complete set, before filing

Four reasons a package comes back

A survey that is too old

Product approvals that do not match the schedule

The energy package

Nobody watching the portal

The residential permit explorer

Interior renovation

Additions & structural

Roofing permits

Windows, doors & garage doors

Pools, decks & site work

After-the-fact permits

Private provider review

Four points where time is lost

Before filing

At intake

During review

On site and after

Ten stages, and the audit that saves the most time

Scope & jurisdiction

Checklist retrieval

Document assembly

Pre-submittal audit

Filing & intake

Review tracking

Corrections & resubmittal

Issue, fees & notices

Inspection coordination

Closeout & records

What is the same, and what is local

The same everywhere

Local to each jurisdiction

HVHZ and product approvals

Notice of commencement

Association approval

Private provider

Permit validity

Revisions

After-the-fact work

Closeout

Three routing decisions worth understanding

How a submittal becomes a certificate

Scope & jurisdiction

Document assembly

Pre-submittal audit

Intake & review

Corrections

Issue, inspect, close

What moves the number, and what it protects

What moves the number

Scope and declared value

Jurisdiction

Impact and connection fees

Number of disciplines

Document readiness

Correction cycles

Additional approvals

After-the-fact work

What happens after issue

Permit validity

Revisions

Closeout

The property record

Wind mitigation

What the process actually involves

The audit comes before the filing

Intake is not review

Comments need owners

Closeout is part of the job

Permits are not
won at the
counter.
They are won before it.

The delay is
almost always
in the package.

Send us the package.
We will tell you
what is missing.